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Property Management

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About Besser + Co. Property Management

Successfully managing your investment property takes more than just collecting rent and responding to maintenance. It takes building relationships, efficient systems, incorporating the latest technology and having the overall goal to provide the highest level of service and representing our clients best interests at all times.

In fewer words, our aim is to manage your property as if it were our own.

We offer a complete service and our team is experienced to advise on insurance claims, maintenance recommendations, VCAT hearings, dispute resolution and tenant selection.

Click on the link below to download our guide to “Property Management a Better Way”. This brochure was designed to help you understand our internal administrative processes more clearly. We believe that if you understand our processes more clearly, we will be able to better serve you.

Download Brochure

Tenant selection

Getting you the right tenant is paramount. Happy tenant, happy landlord. As a result we provide comprehensive reference checks on all of our prospective tenants. Our applications are digital which ensures all the information needed to make a decision is provided.

Click on the link below to download an example of the application that all tenants must fill out in full.

Download Example Application

Once the application has been received, reference checks confirmed and reviewed by one of our property managers, we will be in touch with you to discuss. While the final decision will always be yours, our team will advise on which applicant we think will be best suited to your property.

Communication

Our company is committed to providing the highest level of service possible. This is why we have a strong focus on communication. It is our policy to have all calls returned on the same day or with in 24 hours if its a case where one of our team are out of the office and don’t return until the next day. All of our team have direct phone numbers and are connected with our office reception so that calls can be transferred to them when they are on the road.

Rent processing and accounting

Your statement will be sent via email each month and will show you how much has been credited and how much has been debited. Our statements even show you a profit and loss graph over a period of time. At the end of each financial year, our team will provide you with an End of Financial Year report highlighting all credits and debits for that financial year to pass onto your accountant. If you wish, our team will even pay all of your outgoings for your property so that it can be neatly packaged with your EOFY report.

Why Choose A Property Management Company?

It is important to engage a property management company for your investment property so that they can manage the leasing, rental and ongoing relationship with your tenants. Managing an investment requires effort and takes time, so it is important to ensure that you can satisfy your obligations as a landlord, account for financial matters, stay up to date with the legislation and maintain a positive relationship with your tenants.

A property management company provides end-to-end support for the rental aspects of your investment property. They take that extra weight of your shoulders when you need to attend to employment/business, family and other matters. The company will take care of leasing the property, managing the tenants, conducting routine inspections, responding to queries from tenants, processing the financials and much more depending on the level of service required.

What Tasks Does A Property Manager In Melbourne Do?

A Property Manager in Melbourne is responsible for managing the landlord’s property in relation to the leasing, management and relationship with the tenants. Generally, the tasks involve:

  • assessing the value of the rent for the property by surveying the area;
  • leasing the property in accordance with the landlord’s instructions;
  • checking tenancy applications and making recommendations;
  • conducting an ingoing condition report of the property;
  • managing the submission of the bond to the Residential Tenancies Bond Authority;
  • welcoming the tenants, providing keys and access equipment, and explaining any rules and conditions, including provision of keys and access information;
  • helping the tenants with connecting utilities and services;
  • responding to queries from tenants (including maintenance requests);
  • receiving the periodic rent and transferring that to the landlord, after accounting for outgoings;
  • conducting regular routine inspections of the property and reporting back to the landlord;
  • arranging a final inspection and assessing the condition of the property;
  • collecting keys from the tenants and organising the return of the bond; and
  • providing a summary of the financials at the end of a financial year.

Other tasks can be performed depending on the service package acquired.

What Do Our Property Managers Offer You?

Property Managers help make a landlord’s job easy and assist in maximizing the investor’s return on investment. Property Managers help landlords control the income return on their property by assessing the property’s rent, selecting reliable tenants, processing financials, checking the condition of the property during the tenancy and reassessing the correct market rent. Their goal is to make their clients less worried about their investment, so that they can focus on other matters throughout the day.

Managing a property on your own is like a second part-time job. You will need to conduct all the tasks on your own and without any guidance. By engaging a property manager who has the credentials and resources, experience to back their services and knowledge of the area, they will help ease the burden and allow you to focus on your job, your family and your social life!

Besser + Co. Marketing

At Besser + Co., we pride ourselves on being industry leaders when it comes to marketing your property. This means being 100% digital. Our website includes some of the most advanced features like 360 degree video capability and an inspection scheduling system which allows prospective tenants to book an inspection without even picking up the phone.

Portals

Besser + Co. rental properties feature on 6 major local & national real estate websites:
RealEstate.com.au
RealEstate.com.au
Domain.com.au
Domain.com.au
RealEstateView.com.au
RealEstateView.com.au
Rent.com.au
Rent.com.au
Besserco.com.au
Besserco.com.au
OnTheHouse.com.au
OnTheHouse.com.au

Database

Being digital gives us a competitive advantage. We collect every name, number and email address for every tenant who enquires about one of our rental properties. This allows our database to match potential tenants in our system to your property and automatically notify them the moment your property hits the market.

Besser + Co. Management

Ingoing inspection

Before a new tenant moves into your property, a detailed report is created to capture the condition of the property. This will include photos and notes on the condition of your property prior to their lease starting. This report is provided to the tenant before they move in so that they have a clear record of the way we expect them to leave the property when they eventually decide to vacate.

Routine inspections

Regular routine inspections are conducted at Besser + Co. One of our team will arrange a time to meet the tenant at the property to document it’s condition and keep an eye out for any maintenance they may have failed to report. Like the ingoing report, this report will include photos and notes. We will also make recommendations for what we expect the tenant do in order to improve the condition of the property and a further section providing recommendation to the landlord.

Outgoing inspection

Once the tenant returns the keys to our office, one of our team will inspect the property to report on it’s condition. We will report back to you with any works that are required before the new tenant moves in and use the Ingoing Condition report as a guide to insure the property is returned in the same condition as it was leased to them. If there is a dispute with the tenant about the property condition, we are also experienced in negotiating bond deductions and representing your interests at VCAT.

Maintenance

Transparency and communication is of the utmost of importance when helping our clients maintain their rental properties. Our advanced maintenance software makes it easy to keep track of all active and completed maintenance, including quote management, reporting and conversations with our tradespeople, tenants and landlords.

Arrears control

Following up on our tenants arrears is a daily task. At Besser + Co., we pride ourselves on keeping a very low percentage rate of tenants who actually fall in arrears. This can be attributed to our aggressive follow up procedures which in includes daily text messages, emails and phone calls.

 

FAQs

Do you guarantee the tenant?

We understand how important it is to find the right tenants for your property. So before we recommend a tenant to our clients, we make sure no stone is left unturned. We require all tenants to provide 100 points of ID, employment reference details, previous landlord information and other documents to ensure we get a good understanding of the type of tenant they will be moving forward.

We also do not allow any tenant to inspect a property without one of our Property Managers showing them through – this allows us to meet each potential tenant in person and learn a little bit about them.

Although we can’t guarantee nothing will go wrong during the tenancy, we do ensure that all tenants are thoroughly checked prior to us recommending them to you.

What tenancy documentation is required?

To apply for a property with Besser+Co, we require all tenants complete an online rental application through 1form.com.au. We require all tenants provide 100 points of ID, their previous rental history information and their employment details.

We encourage tenants to also include payslips, bank statements and additional documents to help us gauge their current situation.

What weekly rental income can I expect from my property?

In order to give you an accurate expectation of how much we could rent your property for, we would need to initially come and inspect your property. We would then research how much similar properties have leased for in the area. This is usually a very good indicator of the rent you could achieve for your property.

When pricing your property, it’s also important to consider what is currently available in the market. Jumping on Realestate.com.au and putting in your properties suburb, property type and bedrooms will let you scroll through the list of every property currently on the market. I recommend sorting the search by price and then going through the list and seeing at what price your property would be an attractive option.

Can I increase the rent in the middle of a lease period?

When you sign a lease agreement, you agree that the rent will be fixed for the lease term.

If you would like the rent to increase in the middle of the lease period, this would need to be included in the lease agreement and agreed to by the tenant.

What is the typical lease period?

Residential leases can vary in length from a couple of months through to a couple of years.

Most tenants are looking to initially sign a 12 month lease. Once this term ends, many tend to extend their lease further signing on for another 6, 9 or 12 months+.

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Contact us

If you’re looking for an investment property or unhappy about how your current rental property is being managed, Please get in touch.

Fantastic company to deal with, we rented with them for a year and a half and they were very accommodating. Marcel was a pleasure to deal with and always responded to our questions and queries. We received our bond back quickly with no issues. We would recommend them to everyone.
Property Management Client 1
I had been with Besser & Co for 3 years and they have always treated my partner and me with the highest respect. They are excellent and trustworthy which can be hard to find in Melbourne's Real Estate market.
Property Management Client 2
Marcel and his team go above and beyond to provide exceptional customer service. They are very genuine and had our mutual client's best interests at heart. It was a pleasure to deal with them.
Property Management Client 3
Thank you for excellent work!! By far the best real estate experience I had so far. Marcel has been very attentive and my tenants loved dealing with him. Thank you!!
Property Management Client 4

Our latest leased properties

St Kilda East

6/29 Fulton Street
3 1 2
Located in a beautiful street in a fabulous inner city area with tree top views. This 3 bedroom bright and sunny apartment is fully renovated and offers a vibrant lifestyle. Walk to the train station or tram, eat at one of many quirky bars and cafes in Carlisle Street, walk to Alma Park, Chapel Street Features include: * Security entrance * 3 bedrooms one with walk in robe and one with a built in robe - each bedroom will accommodate a Queen size bed * Open plan lounge and dining with heating and air-conditioning * Balcony with tree top and urban views * Bathroom with large shower and, separate bath and laundry facilities * Separate toilet * Lock up garage which will accommodate 2 cars * Kitchen with lots of storage, large gas cooking/oven and dishwasher * Renovated in a calm neutral colour palette which will allow you to match your furniture easily.

Elwood

6/59 Southey Street
1 1 1
Located on the top floor of this well maintained block, this light filled, spacious apartment is sure to tick all the boxes. Bigger than any other one bedroom currently on the market in the area, this spacious apartment offers an entrance hall, separate kitchen with meals area, gas cooking and plenty of cupboard space, spacious sun-drenched lounge with access to balcony, additional large dining room/study, bedroom with floor to ceiling mirrored robes providing even more storage, bathroom with shower over bath and separate toilet. The property also features parquetry flooring throughout, ducted heating, split system heating/cooling and off street parking. Located on the corner of Southey Street and Byron Street this apartment provides easy access to Acland Street and Ormond Road. The best St Kilda and Elwood has to offer is all walking distance and also offering easy access to Nepean Highway should you need to head into the city.

Caulfield South

102/462 Hawthorn Road
2 2 2
Luxury two bedroom apartment overlooking Princes Park. Located in this secure modern development, this first apartment offers two spacious bedrooms, hard wood timber floors, loads of storage, kitchen with gas cooking, dishwasher, stone bench tops and modern central bathroom & Euro laundry. Also offering split system heating/cooling, lifts, secure undergound parking, balcony and easy access to public transport, cafe's and shops.

St Kilda East

5/49 Gourlay Street
3 1 1
One of only six, this spacious, renovated top floor apartment sets itself apart by offering a comfortable three bedroom floorplan. Located within walking distance to Balaclava station and Carlisle Street's sensational cafe culture ensures a richly rewarding experience for anyone looking to live in the area. Central living area with leafy balcony is complemented by spotless separate kitchen with terracotta floors and cleverly incorporated laundry facilities. Three double bedrooms, two with built-in robes, bathroom with shower over bath. Off street parking contributes extra convenience to great spaces in a consistently sought after location.

Elsternwick

22 Bell Street
2 1 1
Beautifully appointed renovated 2 bedroom apartment over two levels in a select block. With a masterful mix of yesteryears combined with state of the art facilities of today. You can simply indulge yourself and enjoy. Downstairs: boasts generous sized living room/ dining area, large court yard garden, superb open plan kitchen with Miele appliances, including dishwasher, sep. laundry and sep. W/C. Upstairs: includes 2 bedrooms, B.I.R's, quality w/w carpet, pristine semi ensuite bathroom. Split air con through out. Off street parking for 1. Enjoy the life style treats of Glenhuntly Road only minutes away. Tram, train and bus also just a short stroll away.

Caulfield South

4/467C Hawthorn Road
2 2 1
Situated on the top floor of this boutique development, this two bedroom, two bathroom apartment is split over two levels. Downstairs you have one bedroom with large walk in robes, kitchen with stone benchtops, stainless steel appliances, open living area leading out to balcony and central bathroom. Upstairs you have the master bedroom with walk in robes and ensuite. Also offering reverse cycle air conditioning and heating and one car stacker parking space. Unbelievably close to all Caulfield South has to offer including shops, parks, cafes & public transport.

Elsternwick

4/176 Glen Eira Road
2 1 1
Elevated 2 Bedroom apartment in a small block of 4 only and within walking distance to Ripponlea Shops, Cafe's, Restaurants and Station . Boasting Entrance Hall , Bright Lounge / Dinning Room , 2 Double Bedrooms one with BIRs , Sep Modernised Kitchen , Tiled Bathroom . Featuring Polished Timber Floors Throughout , Gas Heating and Cooking plus small single garage / storage .

Windsor

18/4 Victoria Street
1 1 2
Fabulous 1 bedroom apartment located in the heart of Chapel Street action. Features include: * 1 bedroom with electric wall panel heater and built in robes * great storage in kitchen * bathroom with Euro laundry * marble kitchen with dish drawer, gas cooking & fridge alcove * undercover security parking * Bedroom with sliding doors which are like "movable walls" to further open out the living area & concealed fridge alcove * storage cage Walking distance to Windsor & Prahran Station, the tram is right outside your front door. Boutiques, restaurants, cafes all within walking distance

Abbotsford

6/328 Johnston Street
2 1 1
Brilliant double story apartment in ultra-convenient location. Light-filled & spacious townhouse in central location. - 2 bedrooms (built-in/walk-in robes) - Central bathroom, ensuite access - European laundry - Heating/Air Conditioning - Stunning kitchen (s/steel appliances; dishwasher) - Open plan living - 2x Sun filled terraces with city & roof top views - Secure undercover car space - Storage cage Just a short stroll to the Yarra River, Dights Falls, Abbotsford Convent, Victoria Park, cafes and shops.

Bentleigh East

23 Connie Street
2 1 1
*** Coatesville School Zone *** Situated perfectly close to all amenities, this well presented 2 bedroom home incorporates gas ducted heating and refrigerated ducted cooling throughout, polished floorboards and off street parking. Large kitchen with gas cooking, ample bench and cupboard space and breakfast bar, formal lounge/dining with ornate fire place, large master bedroom with built-in-robes and 2nd bedroom with built-in-robes, modern bathroom with toilet and bidet, separate laundry with 2nd toilet and access to rear deck. Front garden with off street parking for one car. Register your details now so you don't miss out on inspecting this fantastic property.

Elsternwick

603/483 Glenhuntly Road
2 2 1
Architecturally brilliant with uninterrupted jaw dropping views, Elana Apartments is without a doubt the finest address in Elsternwick. Representing a new standard of living for the area, this cutting-edge 2 bedroom, 2 bathroom apartment on the 6th floor offers: - Security entrance - Open plan living/dining - Floor to ceiling windows - Kitchen with Miele appliances - Dishwasher - Natural Timber Floors - Euro Laundry - Heating & Cooling - Good sized balcony - 52sqm - Facing North East - Rooftop terrace with 360 degree views - Secure car stacker parking - Storage cage Take full advantage of this premium location with shopping, dining, entertainment, recreation and education precincts all at your door. What's Nearby: - Coles Supermarket (.07km) - Hopetoun Gardens (.4km) - Classic Cinema (.5km) - Elsternwick Train Station (.5km)

Elsternwick

604/483 Glenhuntly Road
2 2 1
Architecturally brilliant with uninterrupted jaw dropping views, Elana Apartments is without a doubt the finest address in Elsternwick. Representing a new standard of living for the area, this cutting-edge 2 bedroom, 2 bathroom apartment on the 6th floor offers: - Security entrance - Open plan living/dining - Floor to ceiling windows - Kitchen with Miele appliances - Dishwasher - Natural Timber Floors - Euro Laundry - Heating & Cooling - Good sized balcony - 44sqm - Facing North West - Rooftop terrace with 360 degree views - Secure car stacker parking - Storage cage Take full advantage of this premium location with shopping, dining, entertainment, recreation and education precincts all at your door. What's Nearby: - Coles Supermarket (.07km) - Hopetoun Gardens (.4km) - Classic Cinema (.5km) - Elsternwick Train Station (.5km)

Elsternwick

601/483 Glenhuntly Road
2 1 1
Architecturally brilliant with uninterrupted jaw dropping views, Elana Apartments is without a doubt the finest address in Elsternwick. Representing a new standard of living for the area, this cutting-edge 2 bedroom, 1 bathroom apartment on the 6th floor offers: - Security entrance - Open plan living/dining - Floor to ceiling windows - Kitchen with Miele appliances - Dishwasher - Natural Timber Floors - Euro Laundry - Heating & Cooling - Good sized balcony - 53sqm - Facing South West - Rooftop terrace with 360 degree views - Secure car stacker parking - Storage cage Take full advantage of this premium location with shopping, dining, entertainment, recreation and education precincts all at your door. What's Nearby: - Coles Supermarket (.07km) - Hopetoun Gardens (.4km) - Classic Cinema (.5km) - Elsternwick Train Station (.5km)

Elsternwick

307/483 Glenhuntly Road
2 2 1
Architecturally brilliant with uninterrupted jaw dropping views, Elana Apartments is without a doubt the finest address in Elsternwick. Representing a new standard of living for the area, this cutting-edge 2 bedroom, 2 bathroom apartment on the 3rd floor offers: - Security entrance - Open plan living/dining - Floor to ceiling windows - Kitchen with Miele appliances - Dishwasher - Natural Timber Floors - Euro Laundry - Heating & Cooling - Good sized balcony - 8sqm - Facing North - Rooftop terrace with 360 degree views - Secure car stacker parking - Storage cage Take full advantage of this premium location with shopping, dining, entertainment, recreation and education precincts all at your door. What's Nearby: - Coles Supermarket (.07km) - Hopetoun Gardens (.4km) - Classic Cinema (.5km) - Elsternwick Train Station (.5km)

Elsternwick

304/483 Glenhuntly Road
2 1 1
Architecturally brilliant with uninterrupted jaw dropping views, Elana Apartments is without a doubt the finest address in Elsternwick. Representing a new standard of living for the area, this cutting-edge 2 bedroom, 2 bathroom apartment on the 3rd floor offers: - Security entrance - Open plan living/dining - Floor to ceiling windows - Kitchen with Miele appliances - Dishwasher - Natural Timber Floors - Euro Laundry - Heating & Cooling - Good sized balcony - 95sqm - Facing South East - Rooftop terrace with 360 degree views - Secure car stacker parking - Storage cage Take full advantage of this premium location with shopping, dining, entertainment, recreation and education precincts all at your door. What's Nearby: - Coles Supermarket (.07km) - Hopetoun Gardens (.4km) - Classic Cinema (.5km) - Elsternwick Train Station (.5km)

Elsternwick

602/483 Glenhuntly Road
1 1 1
Architecturally brilliant with uninterrupted jaw dropping views, Elana Apartments is without a doubt the finest address in Elsternwick. Representing a new standard of living for the area, this cutting-edge 1 bedroom, 1 bathroom apartment on the 6th floor offers: - Security entrance - Open plan living/dining - Floor to ceiling windows - Kitchen with Miele appliances - Dishwasher - Natural Timber Floors - Euro Laundry - Heating & Cooling - Good sized balcony - 46sqm - Facing South East - Rooftop terrace with 360 degree views - Secure car stacker parking - Storage cage Take full advantage of this premium location with shopping, dining, entertainment, recreation and education precincts all at your door. What's Nearby: - Coles Supermarket (.07km) - Hopetoun Gardens (.4km) - Classic Cinema (.5km) - Elsternwick Train Station (.5km)

St Kilda

5/56 Carlisle Street
1 1 1
Elevated and secure refurbished one bedroom apartment comprising light filled open plan living and kitchen leading to good sized bedroom with en suite bathroom and walk in robe. Other features include secure undercover parking, communal laundry facilities. Conveniently located in the heart of St.Kilda and within walking disstance to Acland and Carlisle Street, shops, bars and cafes, St.Kilda foreshore and Brighton Road trams and buses. .

St Kilda East

8/161 Alma Road
1 1 0
Located within the beautiful Wavenhoe Mansion, this character filled apartment is unlike anything else on the market. Featuring polished floorboards, separate kitchen with gas cooking, separate bathroom with shower, great sized studio with high ceilings and ornamental fire place. The property also comes with a washing machine and communal gardens. All this only moments from Chapel and Carlisle Street shops, cafe's and transport.

Carnegie

12/314 Neerim Road
2 1 1
This sunny 2 bedroom apartment is only a few years old. It features: * security entrance * modern kitchen with gas cooking and dishwasher - lots of cupboard space too * open plan lounge / dining room opening out to a private balcony - plenty of room for a BBQ and table and chairs * 2 Queen size bedrooms both with built in robes with electric wall panel heating * separate study or office * bathroom with shower over bath * separate laundry cupboard / nook in hallway * security parking for 1 car * air conditioning (reverse cycle) * floating floors

St Kilda East

53 Sebastopol Street
3 1 1
Stunning single fronted Victorian with outdoor entertaining area Features: * polished floor boards throughout * front 2 bedrooms both with decorative fire places and built in robes being installed * very large 3rd bedroom (will accommodate king size bed) OR dining room OR office/study - double doors open out onto rear yard * open plan lounge / dining room with french doors opening to side decking area - perfect for entertaining * large kitchen with stone bench tops and dishwasher (electric cooking) * high ceilings throughout * ducted heating * remote control garage door - open space to par one car * low maintenance garden * small pet welcome

East Melbourne

404/9 Eades Street
1 1 1
Located in the Sinclair development this 1 + study (area / alcove) apartment boasts a large floorplan. Features: * full size kitchen (gas cook top) with stone bench tops, dishwasher and plenty of storage * open plan lounge/dining room opening out onto balcony * study alcove with built in desk * King size bedroom with built in robes * spacious bathroom with one and a half size shower and concealed laundry cupboard * electric wall panel heating. * security parking for 1 car * lift access

Richmond

104/8 Balmain Street
1 1 1
1st floor 1 bedroom apartment in exciting location close to city, MCG, Richmond cafes and shopping precinct. Short walk to Richmond train station Features: - Open plan lounge dining room opening out onto spacious balcony - Kitchen with stainless steel appliances - dishwasher, gas cooking & stone bench tops - Light filled bedroom with built in robes - will accommodate Queen size bed - Two way bathroom (can enter as an ensuite) - shower over bath - European laundry - Reverse cycle heating and air conditioning - Security remote control car park - Outdoor pool & sun baking area - Gym

St Kilda East

G04/356 Carlisle Street
1 1 1
The latest in apartment living, this stunning ground floor, one bedroom, security apartment is designed to infuse effortless indoor and outdoor living with quality and style. Impressive with beautiful tiling, high ceilings, stone bench tops and Emporite finishes, this home features one spacious bedroom with BIRs, private courtyard, open plan living & dining, stylish kitchen with stainless steel appliances, sleek bathroom and Euro laundry . A sparkling sensation, it boasts R/C air conditioning, tinted windows and roller blinds. Unbelievably close to Carlisle St shops, cafes & trams and one secure car stacker parking space.

Richmond

11/2 Bendigo Street
1 1 1
ENJOY THE INNER CITY LIFE partly furnished PARTLY FURNISHED - bright top floor 1 bedroom apartment is located within an easy walk to Bridge Road shopping, cafes and public transport Features include: * Open plan lounge/dining area with sofa, TV and coffee table * Modern kitchen with gas cooking, great storage and fridge * Meals area with table and 4 chairs * Bathroom with washing machine and dryer * Bedroom with a queen size bed and built in robes * Very large balcony which will accommodate a bbq and outdoor setting * Garage parking for 1 car * Split-system - heating and cooling * 12 month lease - no short term NOTE: tenant to provide own bed linen and kitchen utensils, crockery and cutlery

Property Managers

Marcel Dybner

Head of Property Management

Nicole Radia

Property Manager

Ronjana Rana

Office and Admin Account

Contact us

If you’re looking for an investment property or unhappy about how your current rental property is being managed, Please get in touch.